Sustainable buildings have adapted to have more sustainable designs, accessible layouts, and green building materials with longer life cycles at comparable costs. Facility managers are tasked with maintaining the beautiful sustainable stores and facilities at a low cost. Michael B Cowley, President, CE Maintenance Solutions, LLC described a seven step process for sustaining sustainable operations.
The first step is to develop the culture and traditions of sustainability. Developing a roadmap is crucial to maintaining the standard required for sustainable initiatives. If a culture of sustainability, cost savings and innovative ideas are supported, constant innovation is achievable.
The second step to asset sustainability is to properly staff your organization by assessing your organizational structure and developing processes and procedures. Cowley remarked, “If you do not have your standard operating procedures written down, you do not know what you’re doing.”
Then you will want to create your asset data management as the next step. As Cowley says, “You have to have a complete birth certificate on your assets.” In addition to tracking assets, Cowley recommends every piece of critical equipment should have a preventative maintenance plan. With this information and proactive maintenance, FMs can predict the life of their assets.
The next step is work planning and scheduling. Cowley says FMs should treat their planned work orders like a recipe, as it includes the ingredients (parts and tools), the instructions (procedures) and the preparation time.
The fifth step is to have preventative and predictive maintenance programs in place. If the culture encourages proactive maintenance, there will be less unexpected repairs which can ultimately keep maintenance costs down.
The sixth step is to implement craft and skill training. Cowley discussed what he termed the “maintenance crisis.” He believes FMs are challenged to find qualified technicians and each company should have a mandatory program for each employee. Cowley even goes so far as to say five to ten percent of all staff hours should be dedicated to training.
The final step is procure and stock critical parts for assets. Major equipment should have their critical parts in house to minimize downtime.
For more information on asset sustainability, watch Cowley’s PRSM On-Demand webinar, “Maintaining Aging Equipment and Infrastructure without Breaking the Bank.”